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Luther Cadillac Project Staff Report April 12, 2022 Gem Lake Planning Commission Page.3 conditional use., the application must adhere to the criteria for a conditional use, which.is listed in Section 17,5 of the ordinance. These criteria are discussed later in this staff report. Setback requirements The. applicant has. a unique:situatiori :in that their proposed use will be.exterlding over a property line. Typically, if two lots are being use fora use and are under.the .same ownership, they would be combined so that there is not a lot line running through the siteAn this situation, though, the lot line is also a municipal boundary,. and a lot cannot be located in two different municipalities. In.order to allow the parking lot for this site to be Built over the property line: and connect with the rest of the site in Vadnais Heights, a variance to. allow a zero' foot setback is. necessary. Variances are to meet: the. criteria found .in Section 17.2 of the ordinance.. These criteria are discussed later in this staff report. Screening & Landscaping Section 18.5 of the ordinance covers screeningrequirements for new developments; landscaping is. located. in Section 1.8.6; The applicant is proposing to put up both a small retaining wall and landscape plantings that would. screen the. parking from the current house to the north. The Commission may require additional screen ing.as a condition onto the .CUP (such .as a fence or wall of a certain height, or additional landscape plantings) if there is additional need to. screen the use from the neighboring property to the north: Parkland Dedication Section 18.20 notes the dedication of land for parks is required as part ofaplat. Cash payments in lieu of land dedication can.also be made that are placed in the 'park fund.. If dedicating Iand, 10°Io.of the total.site acreage is to be dedicated to the city;. if making a.cash. contribution in Ileu of land, the payment would be 10% of the pre -development land value. The Commissioncan require land, cash in lieu of Iand, or a combination of the. two. Given the use of the site, and existing adjacent land .uses;. cash..in lieu of parkland may be. ideal. This would: be included as a.condition on.the CtJP.approvai.. Parking Requirements Section 20 of the ordinance covers off-street parking. The site, due to its unique design, is all. off street parking, as the principal structure for the. use. will be located on the..parcel.within Vadnais Heights. Given: the building is within Vadnais Heights, the minimum number of stalls required was based off of their. code requirements, which was.187 stalls; The parking on the Vadnais Heights side of the project.satisfies their code..requirements, and results. in the parking located within Gem Lake as parking that is not required by code, but is still permitted: Staff Comments As part of the review of the request, comments. were collected from staff and other agencies. involved or interested with the project, Watershed The subject parcel is. located within the Ramsey -Washington Metro Watershed pistrict. The District noted the plans from the applicant meet their requirements, and that they can issue.their permits upon. completion of .a stormwater maintenance agreement with the applicant. MnDO T Due to the proximity with Highway 6.1; the.Depadment of Transportation was notified for comments. regarding the. project: At time of this staff report, MnDOT has not provided any comments on the project.. 7